., but compared to the total transactions title claims are a small percentage, unless you're the one with the defective title. 

Remember, salespersons are acting on behalf of the broker, so it is the broker who owns the transaction. 

double closing is allowed in NC but would have to be separate pots of money and treated as two separate transactions. is this correct?

Transaction costs will eat into potential profit, or even lead to a loss.As for future values in SF, of course the city is going to bounce back in 2-3 years big time.

NNN tenants with multi year leases, and tenants under market rate who are about to see increases to market rate.Keep in mind that market rates are set on the margins by new transactions that typically don't benefit from Prop 13.Howard Jarvis promised 42 years ago that Prop 13 would keep rents down.

In short, I have tried all of the following but all info points to "General State Auth" a Pennsylvania State Department.

If I didn't have systems in place and a very solid team, doing a real estate transaction can be confusing and very time consuming. 

If this were regular arms length transactions, how in the world would that work, especially without any paper? 

page=1&utm_source=Iterable&utm_medium=email&utm_campaign=Transactional:%20topic_notification&utm_content=Transactional#p5123754https://www.biggerpockets.com/users/ZacharyCole/references

Let the opportunity drive the transaction - versus letting the money drive you to buy.